Model valuation£417,0008 Busby Close
Local market context
8 Cook Way, Broadbridge Heath, Horsham, RH12 3US
Extendable2 planning records
Estimated value
£839,000
- Since the 2017 sale (£615,000)+36%
- Against RH12 3US's recent median (£385,000)+118%
Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
3
Floor area
205 m²
2207 sq ft
Energy rating
C
Score 79
Council tax
Band G
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£839,000
- Against its 2017 sale (£615,000)+36%
- Against RH12 3US's recent median (£385,000)+118%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Cook Way is modelled from its 205 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RH12 3US. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
205 m² from the EPC lodged in March 2026
Sales of this home
2 sales recorded, the latest in 2017
Recent sales in RH12 3US
5 sales, median £385,000 (2026–2025)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
8 Cook Way valuation sits well clear of the typical sold price in this postcode.
Sales timeline
15 December 2017Most recent
£615,000
+7.0%over 2 years30 June 2015
£575,000
Median price across the last 5 sales in RH12 3US: £385,000 (2026–2025).
Nearby sales in RH12 3US
51 Cook Way, Broadbridge Heath, Horsham, RH12 3US
Sold Apr 2026
£445,00030 Cook Way, Broadbridge Heath, Horsham, RH12 3US
Sold Mar 2026
£335,00044 Cook Way, Broadbridge Heath, Horsham, RH12 3US
Sold Jan 2026
£385,00046 Cook Way, Broadbridge Heath, Horsham, RH12 3US
Sold Dec 2025
£375,0001 Cook Way, Broadbridge Heath, Horsham, RH12 3US
Sold Dec 2025
£760,000
What this page doesn't show
1 potential issue has already been flagged for 8 Cook Way, Broadbridge Heath, Horsham, RH12 3US. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 8 Cook Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Cook Way is a four-bedroom detached house in Broadbridge Heath, Horsham, Horsham (RH12 3US). It has a recorded floor area of 205 m² (around 2207 sq ft), construction records dating it to 2007-2011 and council tax band G. The latest certificate (March 2026) shows a C (score 79), near the top of the C band. Earlier certificates rated it B (June 2015); the latest reading is one band lower. Between certificates, wall efficiency dropped from Very Good to Good and roof efficiency dropped from Very Good to Good. The recommended improvements would push it to B (score 82). This certificate was lodged in the last six months, so the rating reflects current condition. Our model identifies extension potential, subject to local planning policy.
At 205 m² the property is well over the postcode median (93 m² across 82 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2015–2017, sale prices on this property compounded at 2.8% per year. Today's modelled estimate of £839,000 is 36.4% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£279/sq ft) was about 23.6% below the postcode norm. 9 years since the last transfer (December 2017).
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms4
- Bathrooms3
- Dining roomYes
- Utility roomYes
- CloakroomYes
- EnsuiteYes
Outside
- Private gardenSouth-facing
Building
- Extension potentialPossible
Before you decide
Everything you need to know about 8 Cook Way
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
8 Cook Way sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate(1 of 2)
Mar 2026
EPC Rating
A
B
C
C79
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 31 March 2036
Planning history
Applications and permits filed against 8 Cook Way, Broadbridge Heath, Horsham, RH12 3US, sourced from the PlanIt planning register.
8 Cook Way has 2 separate extension applications on the council record.
2 applications on record at 8 Cook Way, Broadbridge Heath, Horsham, RH12 3US
2decisions2extensions18documents10nearby
- Oct 2020ExtensionOutlineOutcome in report
Extension: Single storey · Rear of property
Prior notification for the erection of a single storey rear extension which would project 3.700m from the rear elevation, provided to a maximum height of 3.450m and an eaves height of 2.500m
- Documents
- 7 docs on file
- Reference
- DC/20/1580
- More recent applications — locked
- ExtensionJan 2021Decision
Unlock 8 Cook Way, Broadbridge Heath, Horsham, RH12 3US's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 10 notable nearby
- The 18 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Cook Way homes
Four headline reads against 68 similar houses on this street, drawn from the latest EPC and Land Registry data.
8 Cook Way is notably below the street on price per m².
Price per m²
£3,000
Street avg £3,783
Floor Area
205 m²
Street avg 118 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
3.8 t/year
Street avg 1.9 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Horsham district page.
Crime
276/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Bucks Way — bus stop.
Closest school
0.6 km
Shelley Primary School. 8 schools nearby.
Nearest schools
- Shelley Primary SchoolPrimary631m
- Tanbridge House SchoolSecondary740m
- Arunside School, HorshamPrimary1.4km
- St John's Catholic Primary SchoolPrimary1.4km
Nearest stops
- Bucks WayBus stop244m
- TescoBus stop361m
- Wickhurst SquareBus stop398m
- Harding LaneBus stop437m
Most reported crime locally
- Violence & Sexual Offences1,282 reports31%
- Anti-social Behaviour902 reports22%
- Shoplifting681 reports16%
- Criminal Damage & Arson315 reports8%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around RH12 3US from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.1dB
Night-time· 23:00 – 07:00
45.0dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 2 HomeBuyer Report
21st centuryDetached HouseEPC C
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A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 8 Cook Way is modelled from its 205 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RH12 3US. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 2 sales are recorded for 8 Cook Way. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 8 Cook Way was lodged in March 2026 at band C and is valid until March 2036. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 8 Cook Way. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 15 months, which places each incident at an approximate point. The 8 schools and 30 stops listed are measured in a straight line from RH12 3US, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Cook Way is in council tax band G. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 8 Cook Way, Broadbridge Heath, Horsham, RH12 3US. Each answer is also embedded as structured data for search engines.
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- Every home in RH12 3USSold prices, values and energy ratings for the postcode
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- 8 Cook Way, Broadbridge Heath, Horsham valuationHow the estimate is built and what moves it
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